Mirabilis
RERA Property Intelligence Report · Preview
KOLTE PATIL DEVELOPERS · Bengaluru South · K-RERA PRM/KA/RERA/1251/310/PR/171026/000862
Report coverage
K-RERA registry & builder-record report
What this report covers
To confirm directly with the builder
🔒 The verdict & buyer playbook · Compliance report
The paid report opens with the overall risk rating, the specific red-flag findings, exactly what I'd do as a buyer in this project, who it suits, and the questions to put to the builder before you commit.
Registration-form facts from the K-RERA detail page: use these to sanity-check the builder brochure, parking allotment, and sanctioned-plan references before relying on plan-extracted approximations.
| Disclosure | Official value | Why it matters |
|---|---|---|
| Registered units | 438 | Total inventory registered with K-RERA. |
| Official carpet area | 37,260 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Registered land area | 16,337 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 3.2 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 5 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 610 total (21 open) — 1.39 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Project start date | 24-07-2017 |
K-RERA registration tables showing the project mix and tower/wing scale. Use this to sanity-check sales claims such as "only large homes", "low density", or "plenty of parking" against the filed inventory.
Registered inventory mix
| Type | Units | Share | Official carpet area |
|---|---|---|---|
| 1 bhk, 2 bhk, 2.5 bhk, 3 bhk &4 bhk | 438 | 100% | 37,260 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| BLOCK 1 | 23 | 91 | 122 | - |
| BLOCK 2 | 22 | 87 | 122 | - |
| BLOCK 3 | 22 | 87 | 122 | - |
| BLOCK 4 | 22 | 87 | 122 | - |
| BLOCK 5 | 22 | 86 | 122 | - |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 438 official flat/unit rows, matching the 438 registered units disclosed above. Use this as a checklist against the specific flat number in your cost sheet and draft agreement.
By unit type
| Unit type | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| 3BHK | 211 | 84.4-108.1 sqm | 33.4-45.9 sqm | 0 (211 with 0) |
| 2BHK | 181 | 74.4-79.9 sqm | 30.2-34.3 sqm | 0 (181 with 0) |
| 1BHK | 40 | 42.4-44.1 sqm | 17.6-19.4 sqm | 0 (40 with 0) |
| 4BHK | 6 | 136.0-151.5 sqm | 55.5-60.2 sqm | 0 (6 with 0) |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| BLOCK 1 | 91 | 42.4-142.1 sqm | 17.6-59.6 sqm | 0 (91 with 0) |
| BLOCK 2 | 87 | 43.5-141.9 sqm | 17.8-58.8 sqm | 0 (87 with 0) |
| BLOCK 3 | 87 | 42.9-136.4 sqm | 18.8-55.5 sqm | 0 (87 with 0) |
| BLOCK 4 | 87 | 75.0-136.0 sqm | 30.2-55.5 sqm | 0 (87 with 0) |
| BLOCK 5 | 86 | 76.0-151.5 sqm | 30.9-60.2 sqm | 0 (86 with 0) |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| A-101 | BLOCK 1 | 1 | 3BHK | 108.1 sqm | 44.5 sqm | 0 |
| A-102 | BLOCK 1 | 1 | 3BHK | 84.4 sqm | 33.4 sqm | 0 |
| A-103 | BLOCK 1 | 1 | 3BHK | 104.9 sqm | 44.0 sqm | 0 |
| A-104 | BLOCK 1 | 1 | 1BHK | 42.6 sqm | 17.6 sqm | 0 |
| A-201 | BLOCK 1 | 2 | 3BHK | 108.1 sqm | 45.9 sqm | 0 |
| A-202 | BLOCK 1 | 2 | 3BHK | 84.6 sqm | 36.7 sqm | 0 |
What the numbers tell you
Synthesis from the official RERA scale, unit register, and land rows — the read a sales team won't volunteer.
🔒 Unit-by-unit guidance · Unit Guidance report
Which block and unit to prefer, the livability read on the filed plans, and a plan-by-plan walkthrough — the ₹2,999 guidance layer.
🔒 Full records — land title, amenities paperwork & document catalog · Compliance report
The complete land-title chain, the paperwork behind each declared amenity, and every document row on file with the regulator — the raw records the compliance read is built on.
No litigation declared on this project's K-RERA filing.
All 23 standard compliance document slots have usable uploaded filings.
No completion certificate (OC) on file yet — project has not been declared complete.
⚠ Registration validity has lapsed: originally due 22 Jul 2023, extended (Covid Extension) to 22 Apr 2024 — both dates have passed with no OC on file. An extension application filed on 21 Mar 2024 is pending with K-RERA — until it is approved, the registration stands lapsed.
Named utility/regulatory approvals
"Not found in catalog" can mean the approval genuinely isn't on file yet, or that it doesn't apply to this project (K-RERA doesn't tell us which). Ask the builder directly for any marked not found before relying on it.
K-RERA enforcement record (the regulator's own defaulter list & penalty orders)
⚠ Listed on K-RERA's official DEFAULTER list.
K-RERA complaint orders (1 complaint against a project of this name on K-RERA's orders register)
| Parties | Relief sought | Disposal | Order date |
|---|---|---|---|
| KARUNESH KUMAR vs KOLTE PATIL DEVELOPERS LTD | To impress upon the builder Kolte Patil to attend the snags so that I can take the possession of the flat. | AUTHORITY | 14/02/2025 |
⚠ Matched by PROJECT NAME (the orders register carries no registration number) — confirm the respondent above is this project's builder before relying on it.
Complaints on this project's K-RERA page (44 complaints listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/190304/0002340 04-03-2019 | Delay compensation as per RERA | MIRABILIS (another project by this promoter) | DISPOSED AO |
| CMP/190307/0002278 07-03-2019 | Delay in delivery of flat (C401) and delay compensation not paid | MIRABILIS (another project by this promoter) | DISPOSED AO |
| CMP/200919/0006615 19-09-2020 | Cancellation and Refund | I TOWERS EXENTE | DISPOSED AO |
| CMP/221027/0010133 27-10-2022 | FORM O-COMPENSATION & COST OF LITIGATION FOR MENTAL AGONY & OTHER DETRIMENT FACED BY THE PETITIONER BY VIOLATIONS OF PROVISIONS OF SECTION 11(4)(G) OF THE REAL ESTATE(R&D) ACT 2016 BY THE RESPONDENT/S | MIRABILIS (another project by this promoter) | DISPOSED AO |
| CMP/220914/0010014 14-09-2022 | FORM O - COMPENSATION FOR MENTAL AGONY,DIFFICULTIES, & OTHER DETRIMENTS PLUS COST OF LITIGATION ARISING OUT OF COMPLAINT NO-CMP/200301/0005610 DECIDED IN FAVOUR OF THE PETITIONER BY THE HON AUTHORITY | MIRABILIS (another project by this promoter) | DISPOSED AO |
| CMP/221102/0010159 02-11-2022 | FORM O COMPENSATION FOR MENTAL AGONY ARISING FROM THE MATTER ADJUDICATED BY COMPLAINT NO 7738 | MIRABILIS (another project by this promoter) | DISPOSED AO |
| CMP/200301/0005619 01-03-2020 | Delay compensation | MIRABILIS (another project by this promoter) | DISPOSED AO |
| CMP/200224/0005511 24-02-2020 | Refund request due to property litigation on Mirabilis | MIRABILIS (another project by this promoter) | DISPOSED AO |
Listed on the project's own K-RERA detail page (registration-exact source). Rows on the promoter's other projects are track-record context — read the subject text, it is the complainant's own filed wording.
K-RERA names 1 project professional/vendor row across Architect. Use this to cross-check whose certificates, drawings, and contractor commitments support the filing; final reliance still belongs with your lawyer/technical reviewer.
| Role | Name | Registration / licence | Since | Locality |
|---|---|---|---|---|
| Architect | TEAM -2 | - | 1997 | Karnataka, India |
Kolte-Patil has 2 other K-RERA-registered projects in our records. 2 are past their declared completion deadline with no completion certificate recorded — but because K-RERA publishes OCs inconsistently, a project that has actually been finished and handed over still shows up this way, so this overstates real delays, especially for a high-volume established builder. That is a higher delayed rate than the K-RERA average across Bengaluru on the same measure.
Read this as a list to spot-check for a pattern of genuinely stalled projects, not as a delay rate — pull up a few of the builder’s other K-RERA registrations and check whether they’ve actually been delivered.
⚠ No quarterly financial disclosures (collections, escrow withdrawals) on record, despite no completion certificate yet — meaning we can't verify the project's cashflows against its construction progress. Worth asking the builder directly why no quarterly filings are available.
Declared construction cost ÷ registered units averages to ₹48.8 lakhs per unit — the developer's own declared construction/development cost, not a sale price. K-RERA filings don't disclose what the builder is charging, so this can't tell you whether you're getting a fair deal — only you comparing your quoted price against comparable listings nearby can answer that.
RERA 70% project account is on file: ICICI Bank M G ROAD BANGALORE (IFSC ICIC0000002, a/c …6795). RERA requires 70% of buyer collections to sit in this separate, project-specific account, drawn only against certified construction milestones — confirm your payments are made to THIS account (not a general builder account) and that it appears on your allotment letter.
K-RERA has 1 project-photo upload.
These are developer-uploaded progress photos in the official document catalog. We do not treat them as proof of current site condition; use them as a prompt to ask for newer dated photos or a site visit.
The nearest major job hub is ~1 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Electronic City | 1 km |
| Bellandur–Marathahalli belt | 10 km |
| MG Road / city centre | 16 km |
| Whitefield IT hub | 16 km |
| Outer Ring Road / Manyata | 22 km |
| Kempegowda Int'l Airport | 39 km |
Straight-line distances from the geocoded project locality (the RERA address is an area, not a door) — directional, not door-to-door drive times. Check the actual road route, the nearest metro station and daily-need shops/schools/hospitals on a site visit.
Should you buy in I TOWERS EXENTE?
This page is the free K-RERA filing summary. The full RERA Property Intelligence Report gives you buyer-complaint history, regulatory flags, builder track record, the official unit register, land title, NOCs, and (where the sanctioned plans support it) room-by-room unit data and an annotated site plan. See a real one first:
Sample: Sobha Silicon Oasis → · browse all sample reports →
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Built by Kolte Patil. View Kolte Patil's full track record →
Figures are the developer's own quarterly disclosures on the Karnataka RERA register. "Built" is the highest construction % filed; "sold" is booked units over total. Not a claim about the developer's intent. Explore every project on our Bangalore project-health tool.
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Last checked against the RERA register: 27 Jul 2026